The Local Plan, site ES8
ES8: Land at the junction of The Ridge West and Queensway
- For
- Employment
- Minimum Indicative Capacity (minimum floorspace)
- 4,700sqm
- Site area
- 2.95 hectares
What the plan says about it
The site occupies a prominent position in SIEA1, and is accessed from A2690 Queensway with strong links to both the A259 (Brighton-Ashford) and the A21 (London). The site is capable of delivering a range of layouts. The site has potential to deliver a small business park. It is anticipated that the development of the site will be phased, and proposals should clearly set out the sequence of any phasing in order that planning obligations can be attached to suitable milestones. The site also has strong potential to accommodate low carbon technologies as part of any development, including solar PV.
The site is sloping, with a steep and heavily vegetated embankment to the West and Northwest of the site adjacent A2690 Queensway. Another area of embankment is located to the South where the site borders Whitworth Road. This results overall in a basin-like topography, with areas of undulation. There is the potential for artificial (or ‘made’) ground to be present within the site. A watercourse crosses the Southeast corner of the site and travels through a culvert below Whitworth Road, with a depression surrounding the culvert entrance. A fault line is also present in the far Southeast of the site. There is a Public Right of Way along the Eastern boundary of the site, entering the site close to the Southeast corner. The track continues across Whitworth Road through public open space and terminates at Beauport Home Farm Close.
The rest of the plan's explanation (9 more paragraphs)
It is mainly open grassland and is surrounded by woodland with some belts of trees, including TPO trees in the Southwest and Northeast corners of the site. It is positioned close to the High Weald National Landscape and is adjacent to a Local Wildlife Site. These designated areas must be specifically referenced in any Ecological Constraints and Opportunities Plan (ECOP), and the site itself should be thoroughly surveyed to identify constraints.
Due to the site sitting within the Impact Risk Zone (IRZ) for the Marline Valley Woods SSSI, Combe Haven SSSI and the Maplehurst Woods SSSI Natural England should be consulted at the earliest possible stage. The cumulative impact of development within the IRZs should be considered alongside the impact of this development alone. Any development proposal must seek to avoid or minimise impact on areas of environmental and landscape significance during both the construction and occupation phases.
A lighting plan will be required due to the close proximity to areas of wildlife sensitivity and must demonstrate how steps have been taken to reduce light spill that may impact on these areas. An arboriculture plan must also be provided to set out how existing trees will be either integrated into the proposal, or their loss will be compensated for. The site has a natural tree boundary that should be retained and enhanced where possible. The ECOP, lighting plan and arboriculture plan can all form part of the same document if appropriate.
Due to the size of the site a Flood Risk Assessment will be required, and drainage schemes to manage surface water should form part of any proposal. Surface water flows towards the Southwest corner where the site meets the junction of Whitworth Road and Queensway, and development proposals should ensure that there is adequate drainage in this area. There is a pond to the South of Whitworth Road that should be considered when designing any drainage scheme.
The majority of the site has a high vulnerability to groundwater pollution, and the introduction of pollutants to the highly vulnerable groundwater aquifer within the site should be avoided during both phases. Development proposals should seek to avoid breaching the underlying sandstone layer.
Due to the topography and geology of the site and the potential presence of artificial ground, investigations of ground behaviour and land stability should take into account site hydrology, hydrogeology and the impact of loading on existing structures. A detailed stability report will be required.
A significant proportion of the site falls within a Waste Consultation Area (WCA) for a safeguarded waste site. This waste site is a waste transfer station and handles scrap metal and skip collected waste. The nature of these operations is such that they can give rise to potential impacts associated with noise, vibration, dust, HGV movements and visual amenity.
Development proposals will need to show consideration of the transport impact along The Ridge and the A21 (John Macadam Way). Any proposed access via the roundabout at Whitworth Road should take into account the watercourse and the depression surrounding the culvert entrance and take care to consider the impact of loading on any existing structures. Care should be taken to avoid the culvert becoming blocked during or following construction.
Improvements to better support access to the site through public and sustainable transport will be required, including creating a navigable connection to track Hastings 131a that connects to the housing estate at Beauport Home Farm. Opportunities to better connect this footpath to Hastings 130 should also be explored to allow better pedestrian connections to residential neighbourhoods at Harrow Lane.
What a planning application here would have to do
- be designed in a way that contributes positively to the intensification of SIEA1
- Be supported by an Ecological Impact Assessment (EcIA) and include an Ecological Constraints and Opportunities Plan (ECOP) and incorporate appropriate conservation and mitigation measures as recommended by the EcIA. The ECOP must make specific reference to the presence of nearby Sites of Special Scientific Interest (SSSI), TPO trees, Impact Risk Zones for all potentially affected SSSI, the results of site surveys of ES8 itself, and to other nearby areas of wildlife sensitivity
- include measures to conserve and enhance the setting of the High Weald National Landscape
- include a lighting plan to minimise light spill to nearby areas of wildlife sensitivity including the adjacent Local Wildlife Site
- include boundary landscaping to act as a buffer to Queensway and The Ridge
- provide an Arboriculture Plan that demonstrates how existing trees on site will be integrated into the development, or their loss will be compensated for including the existing tree belts running through the centre of the site
- include a Flood Risk Assessment and demonstrate how the proposal will deliver flood resilient design based on the recommendations of this report. Site appropriate SuDS and surface water management measures should be identified as part of this process, taking into account the impact on watercourses, culverts, SSSI Impact Risk Zones and groundwater pollution vulnerability. Hydrological and hydrogeological monitoring should inform the drainage plans for this site.
- include appropriate active and sustainable travel infrastructure
- be supported by a Transport Assessment and Travel Plan following a vision led and validate approach. The Transport Assessment must take account of the site’s proximity to The Ridge and the A21. Proposals must also indicate how the conclusions and recommendations of the Assessment have been incorporated within the development proposal and include arrangements to implement a monitor and manage approach to mitigation Development may be required to contribute to transport improvements on The Ridge or the A21 in advance of occupation
- investigate the impact of ground behaviour and land stability, including the impact on existing structures, and incorporate remediation or mitigation measures as appropriate
- investigate the potential for contamination within or effecting the site, and incorporate remediation or mitigation measures as appropriate
- be designed to avoid or, where this is not possible, mitigate the impact of potential pollution and environmental hazards to the environment, occupiers and neighbours
- Proposals must take into account the Waste Consultation Area that affects the site and propose suitable mitigations for any negative impacts arising or potentially arising from nearby waste processing, taking into account odour, noise or vibration, to be advised by the Waste Planning Authority.
- investigate the potential to make navigable connections to housing estates at Beauport Home Farm and Harrow Lane and the public open space to the south at Whitworth Road by improving footpath access
- provide policy compliant green and blue infrastructure within the site
- Provide a connection to the sewerage system at the nearest point of adequate capacity, as advised by Southern Water and ensure future access to the existing sewerage and water supply infrastructure for maintenance and upsizing purposes. Ensure that any necessary reinforcement of the water and/or wastewater network is in place to accommodate the quantum and type of proposed development prior to connection, and that such reinforcement is agreed with Southern Water. This will be secured by condition. Early engagement with Southern Water is also recommended
- Take account of Southern Water's underground infrastructure in the design of the layout of the site. Easements would be required, which may affect the site layout or require diversion, and these should be clear of all proposed buildings and tree planting.
What people said in the spring
In the spring 2026 consultation on the draft plan (called Regulation 18), 8 comments were made on this site: 5 objections, 1 in support and 2 other comments.
How to comment
The council hasn't opened the six weeks for comments yet, as far as we can see. When it does, the dates and how to respond will be on our Local Plan page and on the council's own ↗.
Other council papers that mention it
- Appendix 3-2026 Consultation Report Final for Cabinet 26082026 Redacted ↗
Cabinet, Mon 7 Sep 2026
“ES8: Land at the junction of Ridge West and Queensway 1.”